4701 Flat Shoals Rd Unit 56C · Union City, GA 30291

$59,900

2 bd · 1.5 ba · 1,100 sqft · Townhouse public records · 18 Days on market

Built 1972 1,089 sqft lot $54/sqft · 54% below area $290/mo HOA · 18% of rent

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Why this score? — see what drove the A- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Good opportunity for a cosmetic renovation in the Shannon Villas community in Union City. Large 2 bedroom/1.5 bath townhouse with lots of potential. Great floor plan and a walk-out patio. Perfect for flippers wanting a fast project, landords wanting good cash flow, or first-timers wanting sweat equity. Quiet, well-maintaned community with nice amenities just minutes from I-85.

Key facts

• $290 HOA
• Built 1972
• Listed 18 days

Property features AI

Finance

• HOA & community: Monthly association fee of $290

Exterior

• Parking: Parking lot
• Security: Gated community
• Utilities: Public water; Public sewer; Electric service (other); Other utilities
• Home design: Two levels; Condominium; Fixer condition
• Construction: Brick construction; Shingle roof; Slab foundation; Other structures on site
• Exterior features: Courtyard; Patio

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator; Stained cabinets; Laminate countertops; Separate dining room
• Bedrooms: Two upper-level bedrooms; Other bedroom features
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Central heating (forced air); Central air conditioning
• Interior features: Other interior features; Shared walls (2+ common walls)
• Laundry & utility: Laundry located in the kitchen and lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $60k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 5.4% in Union City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 58/100 on livability (#443 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Gullatt Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 747 students, 100% FRL); Camp Creek Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 644 students, 100% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 51% district-wide (-29 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.2%/yr); 174 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($414 loan paydown + $6k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.2% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.69% ✓
• Cap rate: 17.50%
• Cash-on-cash: 40.02%
• DSCR: 2.78
• GRM: 3.1

CMA / ARV

• ARV (median comp): $130,098
• List price: $59,900
• Delta: -53.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4701 Flat Shoals Rd Unit 56C	0.00mi	2/1.5	1,100 (0%)	0mo	$55,500	$50	100
4701 Flat Shoals Rd Unit 38F	0.00mi	2/1.5	1,100 (0%)	5mo	$49,000	$45	96
8275 Oakley Cir	0.42mi	2/2.5	1,128 (+2%)	10mo	$165,000	$146	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 54.6%
• Equity multiple: 5.01×
• Total profit: $67,172
• Equity at exit: $53,963

10-year hold

• IRR: 47.8%
• Equity multiple: 11.00×
• Total profit: $167,680
• Equity at exit: $116,373

Cash invested: $16,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30291

• Home prices YoY: 11.1%
• Rents YoY: 2.2%
• Active inventory: 174
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$314
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$25
• HOA: −$290
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $559

Break-even live

Break-even rent $905

Max offer price $59,900

Occupancy floor 60%

Sensitivity live

Price	-10% $593	-5% $576	+0% $559	+5% $542	+10% $525
Rent	-10% $432	-5% $496	+0% $559	+5% $623	+10% $687
Rate	-1.0pp $590	-0.5pp $575	base $559	+0.5pp $544	+1.0pp $528

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	4d	1	0.15mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,495	$1.56	44d	1	0.47mi
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	44d	1	0.47mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	3d	1	0.58mi
6822 Shannon Pkwy Union City, GA	1.0–2.0	1.0–2.0	868	$1,515	$1.75	0d	4	0.63mi
5150 Oakley Commons Blvd Union City, GA	3.0	2.5	1375	$1,675	$1.22	25d	1	0.65mi
3285 Oakley Pl Union City, GA	3.0	2.5	1350	$1,500	$1.11	44d	1	0.74mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,326	$1.28	0d	17	0.76mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	44d	1	0.77mi
5200 Alexander St Union City, GA	3.0	2.0	1221	$1,695	$1.39	44d	1	0.79mi
6350 Oakley Rd Union City, GA	2.0–3.0	1.0–2.5	1360	$1,769	$1.30	0d	5	0.81mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	19d	1	0.82mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	14d	1	0.93mi
6341 Raymond Ter Union City, GA	2.0	1.0	798	$1,250	$1.57	6d	1	1.00mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,425	$1.08	0d	1	1.01mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	16d	1	1.01mi
6410 Raymond Ter Union City, GA	2.0	1.0	783	$1,000	$1.28	44d	1	1.04mi
5058 Jonesboro Rd Unit E37 Union City, GA	2.0	1.5	997	$1,395	$1.40	5d	1	1.13mi
5058 Jonesboro Rd Union City, GA	2.0	1.0–1.5	997	$1,395	$1.40	21d	1	1.13mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	44d	1	1.20mi
6510 Lower Dixie Lake Rd Union City, GA	2.0	1.0	800	$1,050	$1.31	45d	1	1.23mi
7000 Goodson Rd #69 Union City, GA	3.0	2.0	960	$1,400	$1.46	44d	1	1.38mi
5480 Sierra Trl Atlanta, GA	3.0	2.5	1400	$1,845	$1.32	44d	1	1.40mi
5616 Union Pointe Dr Union City, GA	2.0	2.5	1387	$1,545	$1.11	44d	1	1.46mi

HOA detail

• Monthly dues: $290 · $3,480/yr

Listing history 10 events

1. 2026-05-04
   listed $59,900 New 382-char remark

   Show marketing remark (382 chars)

   Good opportunity for a cosmetic renovation in the Shannon Villas community in Union City. Large 2 bedroom/1.5 bath townhouse with lots of potential. Great floor plan and a walk-out patio. Perfect for flippers wanting a fast project, landords wanting good cash flow, or first-timers wanting sweat equity. Quiet, well-maintaned community with nice amenities just minutes from I-85.

2. 2026-05-04
   listed $59,900 Active 382-char remark

   Show marketing remark (382 chars)

   Good opportunity for a cosmetic renovation in the Shannon Villas community in Union City. Large 2 bedroom/1.5 bath townhouse with lots of potential. Great floor plan and a walk-out patio. Perfect for flippers wanting a fast project, landords wanting good cash flow, or first-timers wanting sweat equity. Quiet, well-maintaned community with nice amenities just minutes from I-85.

3. 2020-02-26
   historical
4. 2020-02-08
   price $40,000
5. 2020-01-31
   listed $47,500 New
6. 2018-06-01
   soldstatus $27,000
7. 2018-05-22
   soldstatus $27,000 Sold
8. 2018-05-07
   status Pending
9. 2018-05-01
   listed $31,500 Active
10. 1998-07-15
    soldstatus $46,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $1,033 · $86/mo
• Projected year-2 tax: $1,033 · $86/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,360
• − Mortgage interest: −$3,355
• − Property taxes: −$1,033
• − Insurance: −$300
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − HOA: −$3,480
• − Depreciation: −$1,743
• Taxable income: $6,352
• Est. tax owed @ 24.0%: −$1,525
• After-tax cash flow: $5,188/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — Union City

• Score: 58/100
• State rank: #443
• US rank: #21281

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment F Housing A+ Health & safety F User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union City, GA
• County: Fulton County · 1,094,430 people
• City population: 25,130
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 25,130
• Household income: $48,184
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 1778.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (86%)
• Race & ethnicity: Black 86% Hispanic / Latino 7% Two or more races 6% White 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.98%
• Current HPI: 239.3471
• Rent YoY: ▲ 2.20%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+20.7% since first listed

14 events — show timeline

• 2026-06-09 Sold (MLS) $55,500 GAMLS
• 2026-06-09 Sold (MLS) $55,500 FMLS
• 2026-05-22 Pending — GAMLS
• 2026-05-22 Pending — FMLS
• 2026-05-04 Listed $59,900 GAMLS
• 2026-05-04 Listed $59,900 FMLS
• 2020-02-26 Listing Removed — GAMLS
• 2020-02-08 Price Changed $40,000 GAMLS
• 2020-01-31 Listed $47,500 GAMLS
• 2018-06-01 Sold (Public Records) $27,000 Public Records
• 2018-05-22 Sold (MLS) $27,000 FMLS
• 2018-05-07 Pending — FMLS
• 2018-05-01 Listed $31,500 FMLS
• 1998-07-15 Sold (Public Records) $46,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,033 · +22.4% YoY. Source: county tax records.